HomeMy WebLinkAboutZ-6688 Staff AnalysisJune 28, 1999
Item No.: 7
File No.: Z-6688
Owner: Dr. Joe Crow
Address: 5230.Sherwood Road
Description: Lot 75, Prospect Terrace Addition
Zoned: R-2
Variance Requested: A variance is requested from the
area regulations of Section 36-254
to permit an addition with reduced
side and rear yard setbacks.
Justification: Applicant's Statement: The two-
story house as it exists does not
have a bedroom, full bath, or
laundry area on the first floor.
The Crows have realized that as
they grow older they will no longer
be able to manage the stairs to
reach the second floor. This has
already become a problem in that
Mrs. Crow's mother, who is unable
to climb the stairs, cannot stay
with them.
The Crows are very satisfied with
the rest of the house as well as
the neighborhood and wish to remain
in the house. The proposed
solution is to build a new bedroom,
bath, and laundry area on the first
floor. But, due to lot dimensions,
and the configuration of the
existing house and garage, setbacks
must be varied to accomplish this.
Present Use of Property: Single Family
Proposed Use of Property: Single Family
June 28, 1999
Item No.: 7 (Cont.
Staff Report:
A. Public Works Issues:
Proposed addition encroaches on easement.
B. Staff Analysis:
The R-2 zoned property located at 5230 Sherwood Road is
occupied by a 2 story, rock, brick and frame, single-family
residence. A large, frame accessory building occupies much
of the rear yard. The applicants propose to construct an
addition containing a bedroom, bathroom and laundry area
onto the rear of the house. The addition will tie onto and
partially replace the existing accessory building. Since
the two buildings will be joined into one, the setback
requirements change. The former accessory building now
becomes part of the principal structure and should meet the
setback requirements for principal structures. The rear
yard setback requirement for principal structures in the R-2
district is 25 feet. The existing setback for the accessory
structure, which also is the rear yard setback proposed for
the new addition, is 5 feet. The proposed addition will
have a side yard setback of 3 feet. The Code requires a
side yard of 7.5 feet for this lot.
Staff is supportive of the requested variances. The impact
of the reduced rear yard is minimal since the proposed
addition is virtually replacing an existing structure. The
new addition will come no closer to the rear property line
than the accessory building currently does. The minor
increase in area within the required rear yard should create
no greater impact on the property to the rear. The property
to the rear is a vacant lot, forming part of the yard of the
residence located at the corner of Edgewood and Harrison
Street. There are no structures in the portion of the yard
nearest the construction proposed by the applicant.
The reduced side yard setback is somewhat a different issue
since it proposes to introduce a new structure into an area
previously uncovered by a building. The proposed side yard
setback of 3 feet is substantially less than the 7.5 feet
required by code but is not so much less as to negatively
impact the adjacent property. Where the reduced setback is
proposed is adjacent to the rear yard area of the
neighboring property. The 3 foot setback provides for
F
June 28, 1999
Item No.: 7 (Cont.
minimal work area and allows for guttering to address any
potential water run-off.
The existing accessory building and a portion of the
proposed expansion are located over an easement along the
rear portion of the property. Specific written approval
must be received from the five Public Utility companies and
the Public Works department, allowing for the encroachment
into the easement.
C. Staff Recommendation:
Staff recommends approval of the requested setback variances
subject to compliance with the following conditions:
1. The proposed addition is to be limited to one-story in
height.
2. Guttering or another approved device must be placed on
the structure to prevent water run-off onto the adjacent
properties.
3. Specific written approval must be received from the five
Public Utility Companies and from the Public Works
Department, allowing the encroachment into the easement.
These approvals are to be made a part of the zoning case
file prior to the issuance of a building permit.
BOARD OF ADJUSTMENT:
(JUNE 28, 1999)
The applicant was present. There were no objectors present.
Staff presented the item and a recommendation of approval subject
to compliance with the conditions outlined in the "Staff
Recommendation" above. Staff informed the Board that the
applicant had submitted a revised site plan, which proposed no
new construction in the rear easement, only remodeling of a
portion of the existing structure which currently encroaches into
the easement.
The applicant offered no additional comments.
The item was placed on the Consent Agenda and approved as
recommended by staff. The vote was 4 ayes, 0 noes and 1 absent.
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